Full-Service Gas Station With Repair
For Sale
$550,000
1021 S 3rd Street, Watertown, WI 53094
Business/Comm, Watertown, WI
Property Size2,500 SF
Lot Size0.17 Acres
Price / SF$220
Days on Market38
Property Features for 1021 S 3rd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Gen Ind
Security features
Security System
Interior features
Overhead doors, Truck dr(s) 15ft or lower, Security system
Lot features
Corner, Industrial park, Residential area
Directions
Take either Main St. or River Drive to Third Street. The station is located right at the corner of 3rd street and Highland Street.
Subdivision
WATERTOWN - C
Standard status
Active
APN
291-0815-0431-040
Size
2,500 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4942
Amenities
rubber roof
LED lighting
Building Details
Year built
1957
Number of units
1
Roof type
Flat
Listing Agency:
Tandem Realty Group
(608) 239-8826
Listed By:
Chris Wahl · License #5661390
(608) 239-8826
Added: Jul 25
Changed: Aug 31
Last Checked: Aug 31 at 8:06PM
MLS# 2019941
Copyright © 2026 REALTORS® Association of South Central Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,500-square-foot gas station and automotive repair facility occupies a 0.167-acre parcel in Watertown, Wisconsin. The building dates to 1957 and includes five service bays, three car lifts, overhead doors, a security system, and a flat roof. The property is zoned Gen Ind and is identified within a planned Mixed Use Area in the City of Watertown Comprehensive Plan.
Fueling infrastructure includes two dual-sided pumps installed in 2022 and two 6,000-gallon fiberglass tanks installed in 1991. A tank tightness test has been completed. Additional improvements include a rubber roof installed in 2021 and LED lighting. The existing business is expected to relocate within Watertown, providing a transition point for a future owner or operator.
Fueling infrastructure includes two dual-sided pumps installed in 2022 and two 6,000-gallon fiberglass tanks installed in 1991. A tank tightness test has been completed. Additional improvements include a rubber roof installed in 2021 and LED lighting. The existing business is expected to relocate within Watertown, providing a transition point for a future owner or operator.
Key Highlights
- 2,500‑square‑foot gas station and automotive repair facility on 0.167 acres
- Two dual‑sided fuel pumps installed in 2022
- Two 6,000‑gallon fiberglass fuel tanks installed in 1991
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$34,128
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.21%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$682,560
$682.6K
Cap Rate 7%
$487,543
$487.5K
Cap Rate 9%
$379,200
$379.2K
Market Conditions
NOI Build-Up for 2,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$47.4K $18.96/SF
− Vacancy
−$1.9K −$0.76/SF
EGI
$45.5K $18.20/SF
− OpEx
−$11.4K −$4.55/SF
NOI
$34.1K $13.65/SF
Area
Dodge County, WI
Vacancy
4.00%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$682,560
Cap Rate 7%
$487,543
Cap Rate 9%
$379,200
Alternative Uses
Best Use
Specialty Retail
$487.5K
$426.6K – $568.8K
NOI $34,128 @ 7.0% cap · market cap 6.21%
Second Best
Retail
$331.2K
$289.8K – $386.4K
NOI $23,184 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$543.1K
$475.2K – $633.6K
NOI $38,016 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Service bays
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 53094, WI
18,510
Population
7,387
Households
2.5
Avg Household Size
39
Median Age
22%
College-Educated
92%
High-School Grad
88.8 sq mi
ZIP Area
208
Density / Sq Mi
$71,973
Median Household Income
$40,673
Median Earnings
$1,039
Median Rent
$223,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Operational fuel and automotive service property with multiple repair bays, vehicle lifts, and updated site improvements.
Where is this gas station located?
The property is located at 1021 S 3rd Street Watertown, WI.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,500‑square‑foot gas station and automotive repair facility on 0.167 acres; Two dual‑sided fuel pumps installed in 2022; Two 6,000‑gallon fiberglass fuel tanks installed in 1991
